4. Maximum projection of ground floor awnings and canopies no closer than ~two feet from the curb line is encouraged , however, an encroachment permit may be required from the City Building or Public Works Department.
5. A 3-foot projection from the building fa9ade is encouraged for upper story windows ; however, an encroachment permit may be required from the City Building or Public works Department.
SIGNS
The following items are general signage criteria and standards.
1. Signage must comply with City sign ordinances and SP No. 182. Exceptions for historical signs are encouraged and may require a variance granted by the City of El Cajon. The Planning Commission may approve exceptions upon receipt of documentary evidence that signs of such size, shape, design, material, coloring, lighting, and location to advertise a similar business were in use before 1960.
2. Preservation of historic commercial graphics painted on the sides of buildings is encouraged. See Guidelines for Murals and Public Art.
3. When all provisions and conditions stated in earlier design, color, fabric, and materials requirements are met, neon, flashin9, moving, or animated signs will be considered as long as they meet the historical integrity of the era but will not necessarily be approved.
4. Signs affixed to inside or outside fa9ade display windows shall not obscure the interior of the building or the contents of display merchandise .
5. A-frame signs shall be attractively designed to enhance the pedestrian experience and minimize tripping hazards. The base of the a-frame sign shall not project beyond the sign plane itself.
SPECIFIC PLAN No.182 - P age 45
Examples of attractive, safe A-frame signs.
Examples of unattractive, utilitarian A-frame signs.
Examples of unsafe A-frame signs.
SPECIFIC PLAN No.182 - Page 46
MURALS
Depictions of actual events, products, or eras in the history of El Cajon are encouraged on blank walls visible to the public. Quality and type of historical graphics shall meet the following criteria:
1 . Mural plans must be submitted to the Public Arts Committee for approval.
2. Murals are desired that accurately represent the social, retail, and professional success of the District during the lifetime of its present buildings, or that depict typical life between 1876 through the 1950s.
3. Colors must be discreet rather than garish.
4. Detailing and reliefs in materials can be included to add depth and interest to a mural.
SIDEYARDS , COURTYARDS, NEW ARCADES, AND ALLEY SPACES
Many back doors of some Main Street buildings are recessed from property lines and affront broad alleyway spaces. These spaces invite the development of new courtyards and arcades in which additional retail opportunities can be developed. Infill lots adjacent to open alleys and pedestrian pathways are encouraged to enhance their faces facing these areas.
Rooftop terraces and balconies above these internal courtyards and alleys provide additional business spaces. Building and business owners are encouraged to enhance these areas and the fa9ades facing these areas.
The following criteria should be considered when developing these areas:
1. Subject to building and fire codes, the addition of outer walls may include recessed windows or small, alcoves that allow air circulation when located above the height of adjacent development.
SPECIFIC PLAN No.182 - Page 47
2. Rear and side building walls adjoining courtyard and arcade spaces may incorporate windows and alcoves to take advantage of light and air while providing access to useable open space.
3. Rear entrances, which permit visitors to pass through the building to Main Street, are encouraged .
4. Recessing building facades to create "Mid-block courtyard uses" are permitted as long as they are not detrimental to Main Street use aR4Lor the existing rhythm and character of the entire Main Street fa9ade .
OFF-STREET PARKING
No off-street surface parking is to be visible from the street frontage .
PUBLIC ART
The use of Public Art to visually connect commercial Downtown with the East County Performing Arts Center and other "art experience" sites within the District is strongly encouraged . These efforts reinforce the Downtown District as the "center" of East County culture.
District members interested in donating space to enhance the exterior of their buildings' secondary or side fa9ades are urged to contact the City Manager's office. The Public Arts Committee is charged with identifying desired professional artists and defining appropriate mediums for these spaces .,, such as museum-quality paintings or replicas of master works .,, reproductions of historic local photographs, murals representing local life aR4Lor downtown commerce, or trompe l'oeil treatment . Public Art also includes sculpture, friezes .,, and reliefs, specific signage, screening or covering for light fixtures in alleys or other areas identified as art walks, and designs or treatments applied to architectural features, poles, posts, equipment, or hydrants.
Artists interested in donating time to apply finishes, techniques, or murals are welcome to register and leave project proposals and examples of their work with the City Manager. They and solicited artists will be given equal consideration by the Public Arts Committee for available space. Projects must include appropriate preparation of existing surface(s) and durable quality of material. Each Public Art mural or other project is selected upon its ability to fit into the District's artistic master plan that requires smooth transition between approved styles, subject matter, and placement.
The first step for Public Art projects starts with proposals made to the Public Arts Committee for project site approval. Once received, the Public Art Committee will review and select an artist and mural for the site.
Requests to place sculpture or statues on City land will be presented to the City Council for its consent. Projects are to be cooperative ventures between the Public Art Committee and department representatives assigned by the City Manager. Each project shall comply with the city's codes and regulations for installation, placement, public safety and welfare.
SPECIFIC PLAN No.182 - Page 48
Exhibit "2"
CITY OF EL CAJON
DOWNTOWN EL CAJON
SPECIFIC PLAN No. 182
(revised)
(effective February 27, 2025)
CITY OF EL CAJON
DOWNTOWN EL CAJON
SPECIFIC PLAN No.182
CITY OF EL CAJON
DOWNTOWN EL CAJON
SPECIFIC PLAN No. 182
Intent and Purpose of SP No. 182
It is the intent and purpose of Specific Plan No. 182 to implement the recommendations of the Downtown Master Design Plan adopted on November 24, 1992. In addition to uses permitted by right in the underlying zone , it is intended that this specific plan will provide for mixed-use including retail or offices and residential uses in one development project. However , there are permitted and conditional uses which are normally allowed in the underlying zones which are not permitted within the boundaries of Specific Plan No.182. Please verify any proposed uses with Planning at 619-441-1741.
Includes amendments adopted by City Council through April 9, 2019 Ordinance Nos. 4976, 4985 , 5021, 5060, 5070, and 5080
SPECIFIC PLAN No. 182 - Page 2
TABLE OF CONTENTS
Property Description . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 II Intent and Purpose .. . . . . .. . . .. .. . .. . . . . . .. . . . ... . . . . . . . .. .. . .. . .. 4 Ill Permitted and Prohibited Uses ... ........ .... ........... . .... 4 IV Special Uses . . . . . . . . . . . . .. . .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 V Development Process . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 VI Development Standards . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Parking ... ... .. . ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... 6 Building Height . . . . . . . . . . .. .. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 Lot Coverage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 Building Setbacks . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . . .. 7 Exterior Lighting . . . ... ... ... ... ... . . . ... ... ... . .. .. . ... ... ... ... ... 7 Residential Density . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . 7 Open Space/Commercial Recreation Area . . . ... . . . ... . . . ... 8 Signs and Graphics . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . ... 8 VII Design Guidelines .... ......... ... .. ........ . ... ..... ........ .... 11 VI 11 Amendments to Specific Plan . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
APPENDIX
Attachment "A" - Specific Plan No. 182 Project Boundaries ... 13 Exhibit "A" - Prohibited Use Table# 1 ... ... .. . ... ... ... .. . ... ... ... . 14 Exhibit "B" - Prohibited Use Table# 2 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 Exhibit "C" - Specific Plan No. 182 Design Guidelines . . . ... . . . . 18 SPECIFIC PLAN No. 182 - P age 3
I. PROPERTY DESCRIPTION
These regulations shall apply to those properties included in Special Development Area No. 9 as shown on the General Plan and on Attachment "A." Additional properties may be included as approved by an amendment to the General Plan, Special Development Area No. 9 and this specific plan.
II. INTENT AND PURPOSE
It is the intent and purpose of this specific plan to implement the recommendations of the Downtown Master Design Plan prepared by Tucker, Sadler and Associates and dated June, 1991.
The Downtown Master Design Plan contains standards and recommendations for land uses and development standards .
In addition to uses permitted by right or conditional use permit in the underlying zone, it is intended that this specific plan will provide for mixed-uses including retail or offices and residential uses in one development project.
It is further intended that all developments emphasize pedestrian access with the scale and design of buildings promoting and reflecting the pedestrian environment.
Signs, visible product display, and other attention getting methods are regulated in this plan to serve the interests of community aesthetics, vehicular and pedestrian safety, to protect and preserve property values , to improve the visual environment of the downtown so as to promote commerce, investment, tourism, visitation , and the overall quality of life for persons living in, doing business in, or visiting the downtown.
They are also intended to promote the public health, safety and general welfare of persons driving, parking, walking, residing, or conducting business within the downtown by reducing visual distractions, by making signs, visible product display, and other attention getting methods more attractive, aesthetically pleasing, and more effective.
Ill. PERMITTED AND PROHIBITED USES
A. All uses permitted by right in the underlying zone except as listed below on Exhibit "A" may be approved by right within Special Development Area No. 9.
B. All uses permitted by conditional use permit in the underlying zone except as listed below on Exhibit "B" may be permitted by conditional use permit within Special Development Area No. 9.
C. Automotive service and repair uses are only permitted in the portion of Special Development Area No. 9 that is also a part of Special Development Area No. 10 and zoned C-M. All automotive service and repair uses shall obtain a conditional SPECIFIC PLAN No. 182- Page 4
use permit in accordance with Section V. Development Process of this specific plan.
D. No more than two on-sale alcoholic beverage establishments may be permitted with the approval of a conditional use permit that are located at properties with an entrance adjacent to the public sidewalk on East Main St., Rea Avenue, or Sulzfeld Way between North Magnolia and Claydelle Avenues, with a maximum establishment size of two thousand five hundred square feet. Establishments greater than two thousand five hundred square feet may be authorized by a conditional use permit approved by the City Council. On-sale establishments shall also be subject to the following:
1. Operational standards in El Cajon Municipal Code section 17.210.150.
2. Required findings in El Cajon Municipal Code section 17.210.160.
IV. SPECIAL USES
V.
A. Mixed-use developments, composed of retail, office or residential development may be permitted by site development plan permit within Special Development Area No. 9.
An example of a mixed-use development would be a residential development built above a retail or office development in a commercial or office zone.
DEVELOPMENT PROCESS
All proposed development projects shall be required to process a development plan.
Development plans shall be of the following types:
A.
Site development plans as described in Chapter 17.65 of the Zoning Code.
Conditional use permits as described in Chapter 17.50 of the Zoning Code.
Specific plans as described in Chapter 17.70 of the Zoning Code.
Planned Residential Developments as described in Chapter 17.165 of the Zoning Code.
Planned Unit Developments as described in Chapter 17.60 of the Zoning Code.
Sign Permits as described in Chapter 17 .190 of the Zoning Code.
Administrative Zoning Permit as described in Chapter 17.40 of the Zoning Code.
Site Development Plan
A site development plan shall be required for all proposed developments which are permitted by right in the underlying zone or overlay zone when applicable.
SPECIFIC PLAN No. 182- Page 5
Any requested modified development standards will be reviewed and considered as part of the site development plan.
B. Conditional Use Permit
C.
A conditional use permit shall be required for all proposed developments involving uses which require a conditional use permit in the underlying zone or overlay zone when applicable.
Specific Plan
A specific plan may be required or utilized for certain uses or to modify certain development standards.
D. Common Interest Subdivision
E.
F.
A common interest subdivision is required to comply with planned residential development, planned unit development, or common interest development regulations.
Sign Permit
A sign permit is required to install any new commercial sign, except allowable window signs, within Specific Plan No. 182. The City Manager may delegate sign design review approval within Specific Plan No. 182 to a downtown PBID management entity, however, signs must still comply with the other provisions of this Plan and the Municipal Code, including obtaining encroachment permits and building permits when applicable.
Administrative Zoning Permit
An administrative zoning permit is required to remodel the fa9ade of a commercial storefront/building governed by Specific Plan No. 182, install an ancillary outdoor dining area, or establish other uses listed as requiring an administrative zoning permit in Chapter 17.40 of the Zoning Code.
VI. DEVELOPMENT STANDARDS
Except as expressly provided as follows, all new developments shall be subject to the development standards set forth in either the underlying zone or overlay zone when applicable.
A. Parking
1. Additional parking spaces are not required for a change of use of an existing building.
SPECIFIC PLAN No. 182 - Page 6
B.
C.
D.
2. Minor additions to existing buildings eligible for review and approval under El Cajon Municipal Code Chapter 17.57 shall not require additional parking.
3. New developments not identified above shall be addressed in the context of the downtown urban environment and will be considered in conjunction with the associated planning permit application . Furthermore, on-site parking provisions shall not negatively impact the appearance of the project site or the surrounding properties, and shall not adversely impact or place undue burden on adjacent uses. Supporting evidence may be required which may include, but is not limited to, a traffic impact study, parking study, or other study or analysis prepared by a certified expert licensed to prepare such work.
Building Height
There shall be no maximum building height for any properties included in Special Development Area No. 9 are as shown on Attachment "A" except that the maximum height of any building on any property in Special Development Area No. 9 and which is within 100 feet of any property zoned or developed with residential uses shall be 35 feet, unless a greater height is approved by site development plan permit.
Lot Coverage
All buildings, including accessory buildings and structures, and all parking areas and driveways shall not exceed the lot coverage of the underlying zone, unless a greater lot coverage is approved by site development plan permit.
Building Setbacks
All buildings, including accessory structures, shall comply with the building setbacks of the underlying zone except as follows:
1. All commercial or office buildings or mixed-use developments with residential units shall observe street frontage setbacks as follows:
a) One- and two-story buildings: No requirements;
b) Three- to six-story buildings: 1 O feet;
c) Seven- to ten-story buildings: 15 feet.
2. All commercial or office buildings are permitted to observe no interior setbacks.
SPECIFIC PLAN No. 182- Page 7
E.
F.
G.
H.
3. All mixed-use developments with residential units shall observe interior setbacks as required by the building and fire codes.
4. All street frontage setbacks, if required, shall be landscaped.
5. Setback requirements may be further reduced through approval of a site development plan permit.
Exterior Lighting
An on-site lighting plan prepared in accordance with section 17.130.150 of the Zoning Code shall be submitted for approval. The lighting plan shall address all building fa9ades, especially those adjacent to alleys, parking areas and walkways.
Residential Density
All residential developments shall comply with the density limitations of the underlying residential zone or overlay zone when applicable, unless a density bonus is approved pursuant to Section IV.B.
In a mixed-use development, the maximum residential density shall be determined as part of the approval of the mixed-use development pursuant to section V.B, or overlay zone when applicable.
Open Space/Common Recreational Area
All residential developments shall comply with the open space/common recreational area requirements of the underlying residential zone or overlay zone when applicable .
In a mixed-use development, some form(s) of open space/common recreational area such as a swimming pool (indoor or outdoor) or passive open space or combination thereof shall be provided. The amount or type of the required open space/common recreational area shall be determined as part of the approval of the mixed-use development pursuant to section V.B.
Signs and Graphics
All signs and graphics shall comply with the Signing and Architectural Graphics Guidelines adopted in June , 1993, or any subsequent revision and the City's sign regulations contained in Chapter 17 .190 of the Zoning Code whichever is more restrictive and except as follows :
1. Wall Signs .
SPECIFIC PLAN No. 182 - Page 8
Except as provided below, building face or building wall signs shall be limited to a maximum sign area of two square feet of sign area per linear foot of building face or building wall width.
Building face or building wall signs may be attached to the wall, building face or arcade of a building that is constructed on a street frontage property line where the sign extension is intended to provide interior lighting or a relief effect to the sign.
The extension of the sign shall not exceed twelve inches beyond the wall or face of the building and shall maintain a minimum ground or sidewalk clearance of eight feet.
2. Projecting Signs.
Projecting signs may project a maximum of twenty-four inches from the supporting wall or building face with a maximum sign area of ten square feet per face. Projecting signs may not project into the public right-of way. Projecting signs shall maintain a minimum ground or sidewalk clearance of eight feet. A projecting sign shall not exceed the height of the building wall to which it is attached. Projecting signs are included in the calculation of the maximum allowable wall signs.
3. Suspended Signs.
Suspended signs under an arcade shall be limited to one in front of each entrance to the building, shall be no wider than sixty percent of the width of the arcade with a maximum sign area of six square feet per face and shall maintain a minimum ground or sidewalk clearance of eight feet.
Signs suspended perpendicular to the building entrance shall not be included in the calculation of the maximum cumulative wall sign area.
Signs suspended parallel to the street shall be included in the calculation of the maximum cumulative wall sign area.
4. Freestanding Signs.
Freestanding signs shall be limited to monument signs with one monument sign permitted for each street frontage of each development.
Except as otherwise provided below, the maximum height of a monument sign is eight feet and the maximum sign area is one hundred twenty (120) square feet per face. Notwithstanding the foregoing , for developments that are seven acres or more, freestanding signs (1) may be up to 20 feet high and no more than five feet wide and limited to 100 square feet of sign area per sign face; and (2) shall not be on a single pole and must be designed as a solid architectural feature (e.g. blade sign).
SPECIFIC PLAN No. 182 - Page 9
Unless a freestanding sign is set back at least ten feet perpendicular from the public right-of-way, it shall be located at least fifteen feet to the side of any driveway or interior property line to assure visibility. On any corner radius, a freestanding sign shall be set back from the public right-of-way unless it is demonstrated that safe and proper visibility can be maintained at a lesser setback.
5. Window Signs.
Window signs shall be limited to fifteen percent of the total business window sign area. Window signing shall not be included in the calculation of the maximum cumulative wall sign area.
6. Portable Signs.
One portable sign on a sign stand or sandwich board (A-frame) sign is allowed for each conforming ground floor retail, restaurant, and personal service use (e.g., hair salons, barber shops, nail salon). Maximum sign/structure dimensions shall be 20-inches wide and 42-inches high.
Signs may be placed on public sidewalk, subject to issuance of an encroachment permit by the City Public Works Department. Sign placement must conform to ADA requirements at all times.
Portable signs placed over a public sidewalk may only identify the business name, products, and services of the adjacent establishment for which the license is granted. They may not include political or any other unrelated messages. Tobacco and similar products regulated pursuant to Chapter 8.33 may not be included on signs located on the public sidewalk. A brand logo for the downtown adopted by the PBID or City may be included on the sign panel.
7. Signs on outdoor dining fences.
One sign panel measuring a maximum of eight square feet in size and a maximum of½ inch in thickness may be affixed to an approved outdoor dining fence when the outdoor dining area for an adjacent restaurant is less than 60 feet in width. Up to two sign panels may be affixed to an outdoor dining fence, when the outdoor dining area for an adjacent restaurant is 60 feet or more in width. Sight lines may not be obstructed, as determined by the City Engineer.
Sign panels on an approved outdoor dining fence shall not be included in the maximum allowable wall signs noted above. Sign panels shall be flush mounted and made of rigid and durable materials such as metal, wood, or hard plastic. Sign panels shall be professionally printed, not hand painted and mounted with discreet or artistic hardware.
SPECIFIC PLAN No. 182- Page 10
I.
Sign panels may encroach over the public sidewalk or Prescott Promenade, subject to issuance of an encroachment permit by the City Public Works Department.
Sign panels over a public sidewalk or Prescott Promenade may only identify the restaurant name, products and events of the restaurant holding the license to the outdoor dining area. They may not include political or any other unrelated messages. Tobacco and similar products regulated pursuant to Chapter 8.33 may not be included on signs located on the public sidewalk or Prescott Promenade. A brand logo for the downtown adopted by the PBID or City may be included on the sign panel.
8. Menu Boards/Cases.
Wall mounted restaurant menu boards/cases measuring four square feet or less shall not be included in the maximum square footage allowable for wall signs. Menu Board/cases shall be a maximum of three inches thick.
Internal, non-animated illumination is permitted.
9. No box or can signs, internally illuminated or not, shall be permitted within the boundaries of Specific Plan No. 182.
10. All new signs shall be reviewed in accordance with Section V.F. 11 . Decorative lighting such as window frame lights, tree uplights, tree down lights, small lights in trees or on shrubs, outdoor string lights that outline building masses, and similar lighting effects are permitted and may be visible from the public right-of-way and subject to the following standards:
a) Except for small, bare-bulb lights, all landscape light fixtures, including tree uplights, shall be concealed from view by burial in the ground or by shielding them from view.
b) Lighting shall not blink, flash, spin, or exhibit changing luminance.
Lighting shall be white lights only and shall not exhibit changing colors, hue, shade, or tint.
c) All decorative lighting established prior to the adoption of these provisions shall be brought into conformance with these regulations within 180 days of the effective date of these provisions.
Display of Retail Merchandise
1. Retail merchandise shall not block windows or obscure views into the interior of a store unless displayed or stored a minimum of 36 inches from the window or while maintaining the applicable accessible path of travel SPECIFIC PLAN No. 182 - Page 11
between the merchandise and the window as determined by the Building Official. Bulk display of merchandise, including merchandise in shipping containers, is not permitted when visible through a window from the public right-of-way.
2. Retail merchandise may be displayed within 36 inches of a window when depicting an action or single pieces of merchandise available within the store (e.g. mannequins wearing clothing, jewelry, assembled toys, athletic equipment, food products, etc.).
3. All display of retail merchandise established prior to the adoption of these provisions shall be brought into conformance with these regulations within 180 days of the effective date of these provisions.
VII. DESIGN GUIDELINES
All proposed projects are subject to the design standards of the underlying zone and shall comply with the design guidelines contained in Exhibit "C" when applicable.
VIII. AMENDMENTS TO SPECIFIC PLAN
Amendments to this specific plan shall follow the process contained in Chapter 17.70 of the Zoning Code and may be initiated by:
1. The verified application of the owner or his/her agent or any property within the boundaries of Specific Plan No. 182;
2. The City Council;
3. The Planning Commission .
SPECIFIC PLAN No. 182 - Page 12
Special Development Area
(SDA) No. 9
SPECIFIC PLAN No. 182 - Page 13
Attachment "A"
SPECIFIC PLAN No. 182 - Page 14
EXHIBIT"A"
SPECIFIC PLAN NO. 182
The following uses usually permitted by right in the specified zones are prohibited within Special Development Area No. 9.
LUC* USE DESCRIPTION ZONES
52A Building materials, hardware, farm C-G C-R
equipment (no outside storage)
5313 Surplus store C-G C-R
5313 Volume Discount, closeout or 99¢ stores C-G C-R
5520 Sale and installation of tires, C-G C-R
batteries and accessories
5932 Secondhand clothing and shows C-G C-R
5933 Secondhand furniture C-G C-R C-M
5934 Secondhand bookstores C-G C-R
5935 Secondhand auto parts C-M
5936 Thrift shops C-G C -R
5969 Plant nurseries C-G
598 Fuel and ice C-G
61 Check cashing C-G C-R
6123 Pawnbroker C-G C-R
6124 Bail bonds C-G C-R
6241 Funeral parlors and mortuaries C-G C-R
6256 Locker rentals C-G C-R
6295 Tattoo parlor C-G C-R
6394A Equipment rental with C-G
outdoor storage and display
SPECIFIC PLAN No. 182- Page 15
6397 Auto, truck and trailer rentals C-G
6411 WIC C-G C-R
6497 Gunsmith C-G C-R
6498 Saw, knife, lawnmower and C-G C-R
tool repair and sharpening
6518A Blood banks C-G C-R
*Land Use Code
Note: Where no zone is indicated, the use is automatically not permitted in that zone.
SPECIFIC PLAN No. 182 - Page 16
EXHIBIT "B"
SPECIFIC PLAN NO. 182
The following uses usually permitted by conditional use permit in the specified zones are prohibited within Special Development Area No. 9.
LUC* USE DESCRIPTION ZONES
12 Board and care facilities C-G C-R
4294 Ambulance service C-G C-R
4603 Long term storage C-M
485 Solid waste disposal C-M
528 Building materials, hardware, C-G C-R
farm equipment with outside
storage
592 Liquor store - off-premises alcoholic C-G C-R
beverage sales
5999 Swap meet C-G C-R
6296 Massage parlors, steam baths, C-G C-R
sauna baths
6381 Auction house C-G C-R
63938 Detective and protective services C-G C-R
with dogs
6411 Automotive repair C-G C-R
6413 Automotive paint and body C-G
6414 Automotive upholstery and tops C-G
6415 Motorcycle repair C-G
6416 Car washing and detailing (automatic) C-G
6417 Car wash (self-service) C-G
6418 Auto glass installation C-G
SPECIFIC PLAN No. 182 - Page 17
6419A Auto diagnostic clinic (no repair) C-G C-R
6419B Towing service C-G
692 Welfare and charitable services C-G C-R
745 Firearms and archery (indoor only) C-G C-R
6516 Sanitariums, convalescent C-G C-R
hospitals, rest homes
7491 Camping overnight C-G C-R
travel stopping
8221 Veterinarian services C-G C-R
8222 Animal hospital services C-G C-R
Adult entertainment C-G C-R
*Land Use Code
Note: Where no zone is indicated, the use is automatically not permitted in that zone.
SPECIFIC PLAN No. 182- Page 18
SPECIFIC PLAN No. 182 - Page 19
EXHIBIT"C"
SPECIFIC PLAN NO. 182
DESIGN GUIDELINES
FOR BUILDING FACADE RENOVATIONS AND NEW BUILDINGS
SPECIFIC PLAN No. 182 - Page 20
TABLE OF CONTENTS
DESIGN GUIDELINES
PREFACE.. .. .......... ................. ..... ...... ..... ... .......... ....... ....... ......... .......... 21 OVERVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . . . . . .. .. . . . . . . . . . . . . . . 22 VESTER-YEAR MAIN STREET ... ... ... ... ... ... ... ... ... ... ... ... ... . . . ... ... ... . .. ... ... ... . 23 MAINSTREET EL CAJON ... . . . . .. ... . . . . .. ... . .. ... .. . . .. ... .. . ... ... .. . . .. ... .. . ... ... 24 NORTH SIDE OF MAIN STREET ..... . .... .. .............. ............. .............. 25 SOUTH SIDE OF MAIN STREET.... .. .. ........ .. .... ....... ....... .. .... ..... .... ... 27 MAIN STREET TOMORROW ... .. . . .. ... . . . . .. ... .. . . .. ... ... . .. ... . . . ... ... .. . ... ... . . . ... ... . 28 BRINGING BACK OUR MAIN STREET .................. .... .............. ......... 29 GENERAL TERMS OF A BUILDING'S FA<;ADE ... . . . . .. ... . . . ... ... . . . . .. ... . . . 29 CORNER ANCHOR BUILDINGS .. . . . . . .. . . . . . . ... ... . . . ... .. . ... ... .. . . .. ... .. . ... ... 30 INFILL BUILDINGS ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... 31 STANDARDS FOR IMPROVEMENT .. . . . . ... .. . . . . ... . . . . . . ... . . . . .. ... . .. ... ... . . . . .. ... . . . 32 NEW CONSTRUCTION ... ... ... ... ... ... ... ... ... .. . .. . ... ... ... ... ... ... ... ... ... ... ... 33 RENOVATION & REPAIR ... ... .. . ... ... ... ... ... ... ... ... .. . ... ... ... ... ... .. . ... ... ... 33 HEIGHT LIMITS FOR NEW BUILDINGS AND FLOOR ADDITIONS ......... 34 ROOFS, PENTHOUSES , AND ATTICS ........ . ........ . .. ... ... . ... .... .. ......... 35 FA<;ADE MATERIALS AND FABRIC ........ ...... ...... ........ .... ... .. ....... ... .. 35 COLORS. ....... ..... ..... .... .. ....... ... ...... ... ..... ... .... .. .. . .... ..... .... ... .. ...... . 35 CORNICES & FA<;ADE APPLICATIONS ..... . .... ............. . ...... ... ........ .. 36 DISPLAY WINDOWS AND GLAZING ... ... ........ ........ ......... ........ ........ . 37 DOORS AND ENTRIES. ..... .... ..... ......... ..... ... . .......... ... ... ............ .... . 39 UPPER-STORY WINDOWS. ... ....... ..... .... ....... .... ......... ....... ......... .... 41 TRANSOM , CLERESTORIES , & SKYLIGHTS. ...... ... .... .... ... .. ........ .. ... . 41 AWNINGS , ARCADES & CANOPIES ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... 42 SIGNS... .... ..... ......... .... ........ ...... ... .. ... .. ... ...... ... ...... ... ....... .. ..... .... 43 MURALS ... ....... .. ....... ....... ......... ... ...... ... ... .. ... .... ..... .... ... ...... ........ 46 SIDE YARDS , COURTYARDS, NEW ARCADES , AND ALLEY SPACES 47 OFF-STREET PARKING ... .. . . .. .. . . . . ... ... .. . ... .. . . . . ... ... .. . ... .. . . . . ... .. . . . . .. . .. 47 PUBLIC ART ... ... .......... .... .... .... .. ....... .... .......... .... ... ......... ..... ... ..... 47 SPECIFIC PLAN No. 182 - P age 21
Fa9ade Guideunes Contextual Design Elen1ents
SPECIFIC PLAN No. 182 - Page 22
An fllustrated Glossary
ARCHI TEC T S
FASON
~FORREST
Storefront
Sash & Glazing
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PREFACE
This Plan is based upon the stated desires of Stakeholders to establish a set of regulations for the El Cajon Downtown Management District. The intent of these regulations is to advise all building and business owners on what they need to do to make their building fa9ades visually successful while contributing to the redevelopment of the downtown District. These Design Guidelines outline appropriate repair and renovation of fa9ades to increase the monetary value of individual structures and stimulate the rebirth of the entire commercial District.
In broad terms, repairs or renovations are encouraged to bring the buildings back to the quality of their original structure and design. New buildings may be designed to represent any era, as long as they fit seamlessly within the unity of the District. These regulations and guidelines specifically do not prescribe or require a particular architectural style or theme for the built environment . All building styles are allowed when the integrity and the character of the proposed architecture is compatible with the existing or historical perspective of El Cajon and the development objectives of the Management District.
Renovated and new buildings alone will not encourage shoppers to leave malls and other retail areas. More is required if Main Street is to return to the busy, prosperous social avenue it was for 75 years. The same is true for the rest of the District. To recapture a fair portion of discriminating shoppers now going elsewhere, the District must renovate and create places for the many people visiting the County Courthouse , East County Performing Arts Center, City Hall, and local businesses . Services for shoppers must be increased, and merchandise lines expanded. More inviting spaces for visitors, employees and local residents are required so that people can meet, gather, and talk before strolling or moving on. These standards provide guidance to enhance the pedestrian experience and improve the value of building fa9ades.
These regulations attempt to encourage desired entrepreneurial redevelopment of the Downtown District as an art, entertainment, specialty retail, and service district for the East County region. The guidelines apply to redevelopment and new construction for all properties in the District, not just those properties on Main Street or Rea Street.
Although many existing properties within the District, especially along Magnolia Avenue, do not have an enhanced pedestrian experience fronting a transparent business storefront, these objectives are adopted District wide. The guidelines are intended to advance the attempt to rehabilitate El Cajon's community , civic, and commercial core, and correct the debilitating effects that autonomous retail strip centers cause when allowed inside an otherwise pedestrian commercial center.
OVERVIEW
Adoption of District Standards for Building Fa9ade Renovation and Design provides regulations to refine and define the image of the District and its individual businesses by reclaiming the architectural integrity of its buildings.
SPECIFIC PLAN No. 182- Page 23
Established design standards shall be used to evaluate the appropriateness of any and all projects.
Renovating fac;;ades on existing properties, as well as the addition of new building projects, will provide District Stakeholders opportunities to improve the commercial viability of their businesses. Each Stakeholder is assured that the value of their property is protected through preservation and extension of historic architectural styles and elements and the eras they represent. This includes extending the arcades currently on the north side of Main Street to promote this outstanding architectural feature of the District. It also includes recommendations to install awnings on the other Main Street fac;;ades. Each of these improvements will enrich the enjoyment of pedestrians and shopper.
The goal is not to restrict individuals, but to provide quality control benefiting all Stakeholders and the citizens of El Cajon.
SPECIFIC PLAN No. 182- Page 24
Vester-Year Main Street
History Behind Business District
Architecture
SPECIFIC PLAN No. 182 - Page 25
Main Street El Cajon
The function of Main Street has changed little from the time of Richard the Lion-hearted. Main Street has traditionally been where most business was transacted ; Main Street was where entertainment , food , and drink were plentiful. Especially on Saturdays , it was most obvious that Main Street was the social , the financial , and often the physical center of the community.
El Cajon began and expanded in much the way most American towns evolved. First, there was a rough road that became the main street. That road in El Cajon started in San Diego and moved eastward over the Grossmont Grade and down onto our valley floor. Its primary service was to and from a scattering of citrus , olive, and grape ranches . That changed in the mid- 1870's when gold was discovered in the neighboring Cuyamaca Mountains . Suddenly , there was a flood of foot, horse, and wagon traffic on the road. So much traffic was on the road that a hotel and stable were built, becoming the area's first commercial buildings .
Within months of the hotel completion , settling families arrived , building homes, businesses , and churches. In less than two years , both sides of the two-block-long Main Street were filled with shops. Most were of boomtown construction on parcels less than 25 feet wide and built only inches back from the roadway.
Main Street , circa 1923, reprinte d .by p erm ission: Eldonna P Lay, Valley Q[Oppor tunity (El Cajon : Eldonna P Lay & Associates, 1987) . p . 81_.
As the only business district in East County, El Cajon's Main Street filled the daily retail and professional needs of most of those living in the valley. But on Friday evenings, Main Street became more. With shoppers coming from as far as Lemon Grove , La Mesa, Dulzura, Potrero, and the reservations , Main Street became a social and commercial melting pot of visitors , travelers, area locals, and Native Americans .
After World War II , a booming economy brought tvvo-car families , freeways, suburbs , and shopping centers with large on-site parking lots. Most of Magnolia Avenue reflects these opportunities . Then suddenly , main streets across the nation seemed old fashioned and out- SPECIFIC PLAN No. 182 - Page 26
of-date. The retail revolution of the 1970's left entire blocks on main streets to deteriorate .
Over time , they grew more blighted and became a visual embarrassment to the community .
We in El Cajon are fortunate that our Main Street still has many traditional American Main Street elements intact, making it a prime candidate for resurrection and revitalization .
Foremost, the District's historic buildings along with governmental and cultural institutions are in the central area, supporting a community identity and a sense of place.
Furthermore, a modern City Hall and Council Chambers , and a County Courthouse provide the District with prestigious civic buildings , adding to the integrity and authenticity of our community identity . The District's historic storefronts and contemporary institutions . The East County Performing Arts Center also contributes to El Cajon's vibrancy . The importance of these buildings, their services and the district they create are reinforced by relatively new structures housing the region's main Fire Station, a full-service community center, regional library, and senior apartments, less than a block away.
NORTH SIDE OF MAIN STREET
In the early years of the century, the invention of the automobile began to influence Main Street businesses . By the mid-1920's , the street was declared part of the State highway system . By the 1930s, this required a wider, paved street and sidewalks . But shop-fronts were in the way, forcing the State to order business owners on Main Street to either tear the front dozen feet of their buildings off, or move the entire building back. Not wanting to do either, owners were allowed to move ground floor storefronts back the required distance. But in some cases, this left their roofs, and second floors where they were. Owners began propping them up with support columns to form an arcade. This has become the District's most distinguishing architectural feature today.
Above the arcade, many of the buildings still retain false-front fa9ades. This type of fa9ade gives squat buildings the appearance of height to conceal the actual roofline and create a vision of prosperity and affluence . In truth , many buildings on Main Street have upper stories, which are used for professional offices and private apartments .
SPECIFIC PLAN No. 182 - Page 27
Perhaps tire most recogn ized icon in the Down town District at the northeast corner of Main and Magnolia.
Downtown on the first floor, historic building fa9ades still boast tile or terrazzo wainscoting below large display windo\11/S. Frequently the business' name or address is emblazoned on matching tile or terrazzo on the entry flooring leading to a recessed door. These architectural features are worth saving at existing locations and replicating in new development These same features help create a visual rhythm from the fa9ade to another. Building bays, pilasters , transoms , and column details create interest on otherwise monotonous storefronts .
Pedestrian friendly elemen ts such as ground floo r arcades and storefron t visihility co ntribute lo the sense of promenade and afjluence.
SPECIFIC PLAN No. 182 - Page 28
SOUTH SIDE OF MAIN STREET
A large section of the original false front buildings along the south side of Main Street burnt down during a single fire in 1899. Following more than a decade of empty lots separated by a few small businesses , new buildings began to replace them . The new buildings were designed in the newer "modern" architectural style.
Moderne , with its occasionally wacky lines and angles , austere pipe columns , and large plate glass windows , differs radically from the north side architecture . Nevertheless , modern buildings are a valuable component of our Main Street. Firstly, the style has its own charm , contributing visible excitement to the eye. Secondly , the buildings tend to stay within one or two-lot widths. Therefore , the scale, mass, and rhythm of the south side is consistent with the north. Finally, the street itself provides a buffer between the difference in styles, preventing an unharmonious hodgepodge of structures .
Another issue is that the original owners of south side buildings \/Vere willing to use high quality construction : terrazzo entries with cover base under the windows , large windows and entry doors with heavy duty aluminum and stainless steel frames and hardware. More often than not, these original elements will look new if cleaned.
All of the above elements are refined and reflect good design and craftsmanship . Equally important are color, texture , and display windows. During Main Street's first 75 years of successful retail trade , large show windows enticed pedestrians to stop and inspect the merchant's goods. What was true then is true now: windows and other design aspects of architectural elements attract passersby , calling them to come inside and see the rest of the merchant's wares . Visibility into the merchant's space \/Vas never obscured with tenant signage or advertising.
Extruded alumi num window sash and doo1jambs epitomize this buildings era, circa J 955.
SPECIFIC PLAN No. 182 - Page 29
Main Street Tomorrow
The Pedestrian Zone - between the Street and Building Facade · SPECIFIC PLAN No. 182 - Page 30
BRING BACK OUR MAIN STREET
First, understand that what each property and business owner does to the exterior of the building, has an impact. To get crowds back to Main Street, action is required! Improving the building and business public image and the value of all businesses in the District is the primary goal of these architectural guidelines. These guidelines guarantee that the buildings, businesses, business neighbors' improvements , and renovations benefit all District Stakeholders .
Begin with identifying upgrades or improvements that were done to your building fa9ade over the last 50 to 70 years. In all likelihood, those changes are what have led to the building's loss of attractiveness and value. Identifying the building's drawbacks is the beginning of restoration of the fa9ade to its original style and condition.
As building owners rejuvenate their building fa9ades, adjacent building owners and District neighbors will follow. The time is right to invest in the integrity of storefront and building restoration. Shoppers also, will share the pride and excitement of restored buildings and the District experience. Retail malls are struggling to overcome predictability and repetition.
Shoppers are looking for innovation, entertainment, and the authentic old-time charm of Main Street, El Cajon.
GENERAL TERMS OF A BUILDING'S FA<;ADE
The BASE of any building is its first floor or ground floor. Whether a street-level storefront, a two story bank lobby, a restaurant, or other pedestrian-oriented business, the base includes the walls, display windows , entries, arcade, or awnings, and signs that relate directly to the sidewalk and pedestrian environment. Many of the District's fa9ades retain the original materials and feature in their bases. Others have been covered over.
The UPPER STORIES of buildings provide space for offices or apartments. The architectural feature separating the base from the upper stories is a cornice or beltline, which can be made of wood, cement, or plaster, and runs horizontally across the width of the building. Generally, a cornice is no lower than 12 feet and no higher than 20 feet from the street level. A change in material used on the base and the upper stories above is not unusual. Buildings with false fronts can also have separating cornices.
The TOP of a building is defined by the parapet. The parapet is the plain or ornamental border that hides a roof's edge. The parapet is a design feature rather than a structural one, but is important in giving a building a finished appearance . Many of the tops of historic Main Street buildings have ornamental parapets.
SPECIFIC PLAN No. 182 - Page 31
Top
Upper
Stories
Base
Another feature of an upper floor (or floors) of the facade is the placement, size, and shape, of windows, which identifies those areas as living or office space.
CORNER ANCHOR BUILDINGS
Corner buildings establish the beginnings and ends of blocks of buildings. Corner buildings visually anchor themselves and everything in between with their size and massing. Because corner buildings are exposed on two sides, their two fai:;ades are generally taller and larger than "infill" buildings , giving corner buildings a grander , more imposing, appearance .
Corner buildings should maintain the buildingfai:;:ade at the PROPERTY LINE.
SPECIFIC PLAN No. 182 - Page 32
INFILL BUILDINGS
Constructed side-by-side between corner buildings , individual infill buildings are generally smaller and lower. On our Main Street , they are further defined by the narrowness of lots - 50 feet long lots behind 25-foot wide fac;;ades. The uniformity of Main Street setbacks fortifies a classic sense of order , scale , and visual unity.
Although size and detail of windows and openings vary between facades, the overall scale of all of the buildingfafades is the same.
Building variety within that unity can provide even more interest through the use of renovated or new parapet designs , textures , columns, reveals and colors.
SPECIFIC PLAN No. 182 - Page 33
Standards For Improvement
Extended Canopy cr:eates
the Pedestrian Place
Pedestrlon
Place
SPECIFIC PLAN No. 182 - Page 34
Path Element ----.
Detailed Guideline Requirements
NEW CONSTRUCTION
New construction must respect the authenticity of historic Main Street District styles and architecture . New buildings must be compatible with the scale , materials , color and texture of original buildings on either side , and shall contain contextual design aspects of El Cajon 's historic commercial Main Street architecture .
RENOVATION & REPAIR
Renovation and repair shall match or replicate the design and construction of the original building to recreate its original character. Introducing new designs or changing the original design of the existing fac;:ade is not allowed , except upon approval of an Administrative Zoning Permit. Repair of original deteriorating architecture includes removal of shoddy or inappropriate add-ons that replaced or covered up the original construction.
SPECIFIC PLAN No. 182 - Page 35
A caveat here is that not all original Main Street architecture is either unique to El Cajon or even contributes to the character of the District. For such buildings, more design leeway will be allowed to contribute to the spirit of District redevelopment.
HEIGHT LIMITS FOR NEW BUILDINGS AND FLOOR ADDITIONS
All new buildings are to be in accord with the architectural and historic character of District standards. New structures may reach maximum allowable heights as defined in the City's zoning ordinance, or otherwise permitted by Specific Plan No. 182. Specifically, these Guidelines encourage the following design criteria:
1 . Buildings should maintain a continuous vertical fa9ade and not introduce setbacks of upper floors along the street fa9ade.
2. Excess building ornamentation, massing and form, or building elements above 45 feet are not to visually disrupt or adversely affect neighboring views, or in any other way significantly compromise the scale and character of adjacent fa9ades.
3. Addition of second and third floors are encouraged above ground floor areas, provided their fa9ades repeat the proportion and detail of the ground floor's fa9ade.
4. Fa9ades and elements exceeding 4 feet in height shall continue the traditional vertical design of proportionate and symmetrically stacked window openings, building bays, and other details of historic District buildings.
5. On parcels of 10,000 square feet or more, projects should regulate or adjust building heights for variation in accordance with historic District lot pattern widths. Projects will also correlate building mass and form to adjacent structures.
SPECIFIC PLAN No. 182- Page 36
ROOFS , PENTHOUSES, AND ATTICS
Resi.den tial. Third Fl.oar
reoolllll1.Bnded
Co:m:merai.al I Residential.
SeoondF1.oor
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Connneraial Ground Fl.oar
Roof forms or parapets topping new construction are to be understated in design and always subordinate to elements , features and forms of historic rooflines.
Elevator penthouses and attic features are to be set back from the fac;;ade and should cover no more than 30% of the rooftop area. They are to be subordinate in architectural importance to the main building fac;;ade below and are not to be visible from any of the surrounding streets .
FACADE MATERIALS AND FABRIC
The District's historic buildings are generally constructed of substantial highly finished natural materials. Predominantly \/1.,00d, brick, aluminum , stucco , tile, and terrazzo are typical building materials in the District. New buildings are to maintain that same quality of materials and construction.
Colors and lighting are to be used to discreetly complement natural materials and highlight architectural forms and details. Buildings should have storefront lighting to help project building and merchant appearance as well as to contribute to a secure , well-lit nighttime environment. However , lighting should be carefully designed not to project onto other buildings or into public sidewalk areas .
The following criteria should be considered when developing these elements :
1. Brick, stone , granite , masonry , or smooth and sand plasters are recommended facing materials. Plaster detailing , on the other hand is allowable when needed to limit or define large areas of flat building faces .
SPECIFIC PLAN No. 182 - Page 37
2. Window sill plate and cornice detailing can be of ornamental sheet metal, carved or cast stone, tile, brick, stucco, paint, or terracotta . Wood, when appropriate, is to be carefully sealed and finished to prevent maintenance problems.
3. Framing element on storefronts - such as head, jamb, rail and stiles - may be painted wood, cast iron, or other highly finished, substantial materials.
4. Window frames are to be painted wood, painted steel sashes, or high quality natural metal finishes . Neutral aluminum storefront and window systems shall match existing styles.
NOT APPROVED:
1. Residential finishes such as plywood, siding, wood shingles, and "lace" plaster finishes will not be approved .
2. Inappropriate modern - rectangular shape, extruded aluminum storefront sections will not be approved for ground floor storefronts.
COLORS
Building colors used between 1870 and 1950 celebrated developments within the building and paint industry. In El Cajon, the colors used were light, tending toward pastels. Sharper accent colors on wainscots and doors, and around display windows, transoms, and other details provided interest and composition. Variations of color within a range add life and interest to the street ambience while monochromatic color schemes lack interest.
The following criteria should be considered when developing these elements:
1. Brick or stone is to be natural and unpainted.
2. Painted plaster walls, fronts, pilasters, and columns shall be in light tones. Paint colors include pastels, pale blues, greens pinks, and ochre, along with more sophisticated colors such as varying shades of white, beige, and taupe.
3. Accent colors (wainscots, detailing, frames, doors) are to correlate to the base color of walls.
4. Ceilings and soffits are to be light-colored .
5. Selections of building colors are to complement colors used on adjacent buildings .
6. Color schemes , along with samples of materials are to be submitted for review and approval in conjunction with applicable development review process before being applied .
SPECIFIC PLAN No. 182 - Page 38
CORNICES & FA<;ADE APPLICATIONS
Shapes and forms of building cornices establish a building's scale and proportion. Renovated or repaired cornice ornamentation is to establish building style and character consistent with the architecture of the District. New construction will adopt and replicate the various styles, forms, and massing seen in the District. The width of new cornices and building fa9ades are to be compatible with the scale, materials, color, and texture of adjacent historic buildings.
The following criteria should be considered when developing these elements:
1. Cornice heights are to be compatible with existing commercial buildings, except when the addition of a second floor is to be used for residential or office space.
Third floor additions are encouraged for residential uses.
2. Existing buildings having uninterrupted parapet and rooflines and large, blank fa9ades can be embellished with moldings and ornamentation in keeping with the original architectural spirit of the building.
3. Building signs and murals, when allowed, are an effective technique in embellishing blank fa9ades.
4. Pilasters and cornices may be used to relieve flat areas on a fa9ade.
5. Use of masonry and plaster are encouraged for embellishment as they add interesting color variation in brick definition, pattern, profile, texture and shape.
6. Additional detail materials- metal, cast masonry, concrete, and tile are permitted provided that the integrity of design is maintained.
DISPLAY WINDOWS AND GLAZING
The value of visibility cannot be overstated: clear, uncluttered display windows encourage pedestrians to linger, then come inside. Storefronts must retain a building's original display window(s) as primary features of the fa9ade. Entries should be recessed; window framing should meet with door framing to provide large viewing areas and an unobstructed view into store interiors.
When the original storefront exists, preservation and repair of the original elements is recommended . Restoration should be based upon accurate duplication of features, substantiated by historically accurate written records or pictorial evidence.
In renovating, introducing a storefront that significantly alters the original character of the building, or one that significantly alters the relationship of the building to the sidewalk and street is to be avoided.
The following criteria should be considered when developing these elements:
SPECIFIC PLAN No. 182 - Page 39
1 . Display windows should not to be used for graphic advertisement, banners, or signs, which obscure the interior of the building or its merchandise. Business signage applied to storefront windows should not cover or obscure more than 15% of the glazed area. Storefront business signage should identify the name of the business and type of business or service provided. Storefront business signage should have clear, readable typeface, and conform to the City's sign ordinance.
2. Display windows are to retain the building's original widow sash and size proportions, as well as keeping the original glazing glass type. Exceptions will be allowed for building code compliance. When original windows have been covered or altered, restoring or recreating original window size with new or restored sash elements and glazing is recommended.
3. When window elements have been altered or remodeled, all incompatible construction is to be removed, and replicas of the original elements installed.
4. New display windows are to be compatible with the design and construction integrity of the building as a whole, as well as related to the building's original character.
5. New modernization equipment, such as air-conditioners are to be installed in such a way as to conform to the character of the District.
6. Window glazing is to be safety-type glazing when required by code.
NOT APPROVED :
1. Residential applications, materials, or equipment will not be approved.
2. Incompatible construction from earlier remodeling that include flush break metal panels and components, 2x strip aluminum mullions, imitation masonry, knock down stucco, false shutters, opaque panels, undressed lumber, or historically incorrect "revival" architecture, imitation materials or decor themes will not be approved.
3. Reflective, mirrored, or tinted glazing, including stain glass or decorative panels, in front of or adjacent to storefront windows will not be approved.
4. Changing the location and size of windows that alter the original architectural character of the storefront will not be approved.
SPECIFIC PLAN No. 182- Page 40
Visibility into the tenant space should not be obscured with tenant signag e or advertising.
DOORS AND ENTRIES
Storefront entries and doors are the primary elements of any storefront. Doors more than any other single element help define the individual character and exterior ambience of a building.
Current code requirements for accessibility and protection may require modification or replacement of existing entry doors. District standards require complete compliance with California Code of Regulations Title 24 and the Americans \1\/ith Disabilities Act on old buildings except under specific conditions of hardship or historic preservation. Restoration and refinishing cannot introduce new materials or systems from more recent building eras , except for compliance \1\/ith exiting and accessibility codes .
New construction must provide accurate duplication or original entry doors or features, along with the storefront design. Restoration and refinishing should not introduce new materials and systems from different building eras , with exceptions allo\11/ed only for compliance \1\/ith exiting and accessibility codes.
SPECIFIC PLAN No. 182- Page 41
The following criteria should be considered when developing these elements:
1 . Original doors should be retained whenever possible. Preservation and repair of original hardware pull plates, kick plates, thresholds and window sash, mullions, proportions and size is recommended when possible. New and restored entry doors shall provide an accurate duplication of the building's original features.
2. Where door and glazing elements have been altered or remodeled, all incompatible construction must be removed and replaced with replicas of original elements .
3. Jambs, casing and thresholds for doors are to match the storefront display window mullions and sash. Ideally, the entry element is a continuation of the display window.
4. All Main Street fa9ade entry doors, including secondary and ancillary entry doors, vestibules, foyers, corridors, and lobbies, shall have a minimum glazing area greater than 50% of the total door area. Door glazing shall match adjacent glazing.
5. Secondary building fa9ades and storefront doors that provide access into entry vestibules, lobbies, hallways, and stairs are required to maintain visual connection to the inside space and shall have a minimum glazing area no smaller than 30% of the total door area.
6. Interior vestibules, foyers, and lobbies constructed to screen interior spaces will require Design Review Commission approval. When permanent screening of business activity from sidewalk pedestrians is appropriate, approval can be sought for permanent partitions, screening devices and opaque glazing.
NOT APPROVED:
1. Introducing doors and entries that alter the original character of the building storefront will not be approved.
2. Introducing imitation "historic" doors will not be approved.
3. Contemporary hardware and accessories except those approved by the Design Review Commission will not be approved.
4. Opaque or solid entry doors will not be approved. Interior fa9ades to screen business activity from pedestrian spaces are allowed only with Design Review Commission approval.
5. Under no circumstances will the addition of storm, screen, security grilles, opaque, or solid doors to the exterior of the storefront fa9ade be approved.
SPECIFIC PLAN No. 182- Page 42
UPPER-STORY WINDOWS
Upper-story windows traditionally serve offices and residences, providing light and ventilation.
Generally narrow and placed in sets , upper-story windows usually have a relatively complex system of jambs, sills, and sashes . Upper-story windows provide rhythm, interest, and design to a building 's middle .
The following criteria should be considered when developing these elements :
1. Upper-story windows shall be traditional sash-type and set in frames .
2. Operable windows are encouraged. Operable windows shall be double or single-hung, casement, or projected types .
3. Windows shall be set inboard at least 3 inches of the exterior wall plane .
4. Multi-pane glazing is encouraged .
5. Articulated window head and sill details are required .
6. Upper-story windows shall be sized and proportioned in accordance with the architecture of neighboring buildings .
7. Use of trompe l'oeil treatment or artificial windows on solid walls will be allowed when approved. See guideline requirements for Murals and Public Art .
TRANSOM, CLERESTORIES & SKYLIGHTS
Before efficient lighting was developed, transom and clerestory windows and skylights were used to bring natural light into the interiors of buildings. Artificial light cannot duplicate natural lighting . Transoms, clerestories , and skylights are encouraged in new and renovated buildings whenever possible.
When existing transoms and clerestory openings have been covered or altered, all incompatible construction is to be removed and replaced with replicas of original glass and framing. Replicated transom and clerestory windows are to match the design and construction of the original building to return the fa9ade to the building's original character.
The following criteria should be considered when developing these elements :
1. Transoms and clerestories are to retain or replicate original window sashes and sizes. When the original interior ceiling has been lowered below to hide transoms or clerestories, a transition ceiling should be installed above the transom windows and be designed to continue into the tenant space and transition to the lower ceiling in a neat and visually pleasing manner.
SPECIFIC PLAN No. 182- Page 43
2. Transom and clerestory glazing is to match adjacent display window glazing.
3. Although skylights usually occur in interior rooms, skylights are encouraged to bring natural light into arcade areas .
NOT APPROVED:
1. Residential treatments , materials , or equipment will not be approved.
2. Any kind of air-conditioning units on the building fai;ade will not be approved.
AWNINGS , ARCADES & CANOPIES
Awnings , arcades , and canopies are recommended to provide protection to buildings and pedestrians from sun and inclement weather. In addition, these elements enhance the pedestrian ambience.
The following criteria should be considered when developing these elements :
1. Existing arcades are to be retained . For new construction arcades are encouraged , ho\/Vever, an encroachment permit may be required from the City Building or Public Works Department.
2. Fabric awnings were a traditional Main Street fixture and are encouraged , particularly on buildings without a constructed arcade.
3. Colors and patterns of awnings and canopies must relate to the color scheme of the building.
4. Maximum projection of ground floor awnings and canopies no closer than two feet from the curb line is encouraged , however , an encroachment permit may be required from the City Building or Public Works Department.
SPECIFIC PLAN No. 182 - Page 44
5. A 3-foot projection from the building fa9ade is encouraged for upper story windows; however, an encroachment permit may be required from the City Building or Public works Department.
SIGNS
The following items are general signage criteria and standards .
1. Signage must comply with City sign ordinances and SP No. 182. Exceptions for historical signs are encouraged and may require a variance granted by the City of El Cajon. The Planning Commission may approve exceptions upon receipt of documentary evidence that signs of such size, shape, design, material, coloring, lighting, and location to advertise a similar business were in use before 1960.
2. Preservation of historic commercial graphics painted on the sides of buildings is encouraged. See Guidelines for Murals and Public Art.
3. When all provisions and conditions stated in earlier design, color, fabric, and materials requirements are met, neon, moving, or animated signs will be considered as long as they meet the historical integrity of the era but will not necessarily be approved .
4. Signs affixed to inside or outside fa9ade display windows shall not obscure the interior of the building or the contents of display merchandise .
5. A-frame signs shall be attractively designed to enhance the pedestrian experience and minimize tripping hazards. The base of the a-frame sign shall not project beyond the sign plane itself.
SPECIFIC PLAN No. 182 - Page 45
Examples of attractive, safe A-frame signs.
Examples of unattractive, utilitarian A-frame signs .
Examples of unsafe A-frame signs.
SPECIFIC PLAN No. 182 - Page 46
MURALS
Depictions of actual events, products , or eras in the history of El Cajon are encouraged on blank walls visible to the public. Quality and type of historical graphics shall meet the following criteria :
1. Mural plans must be submitted to the Public Arts Committee for approval.
2. Murals are desired that accuratel y represent the social, retail, and professional success of the District during the lifetime of its present buildings, or that depict typical life between 1876 through the 1950s.
3. Colors must be discreet rather than garish.
4. Detailing and reliefs in materials can be included to add depth and interest to a mural.
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Examples of acceptable },1ural - Master work; left: Hoppe r 's "EARLY SUNDAY MO,RNING" (1930), right: Homer's" SNAP THE WHJP"(J872)
SIDEYARDS, COURTYARDS , NEW ARCADES , AND ALLEY SPACES
Many back doors of some Main Street buildings are recessed from property lines and front broad alleyway spaces. These spaces invite the development of new courtyards and arcades in which additional retail opportunities can be developed. Infill lots adjacent to open alleys and pedestrian pathways are encouraged to enhance their faces facing these areas.
Rooftop terraces and balconies above these internal courtyards and alleys provide additional business spaces. Building and business owners are encouraged to enhance these areas and the fai:;;ades facing these areas.
The following criteria should be considered when developing these areas:
1. Subject to building and fire codes , the addition of outer walls may include recessed windows or small, alcoves that allow air circulation when located above the height of adjacent development.
SPECIFIC PLAN No. 182- Page 47
2. Rear and side building walls adjoining courtyard and arcade spaces may incorporate windows and alcoves to take advantage of light and air while providing access to useable open space.
3. Rear entrances , which permit visitors to pass through the building to Main Street, are encouraged.
4. Recessing building facades to create "Mid-block courtyard uses" are permitted as long as they are not detrimental to Main Street use or the existing rhythm and character of the entire Main Street fagade.
OFF-STREET PARKING
No off-street surface parking is to be visible from the street frontage .
PUBLIC ART
The use of Public Art to visually connect commercial Downtown with the East County Performing Arts Center and other "art experience" sites within the District is strongly encouraged. These efforts reinforce the Downtown District as the "center" of East County culture.
District members interested in donating space to enhance the exterior of their buildings' secondary or side fa9ades are urged to contact the City Manager's office. The Public Arts Committee is charged with identifying desired professional artists and defining appropriate mediums for these spaces, such as museum-quality paintings or replicas of master works, reproductions of historic local photographs , murals representing local life or downtown commerce, or trompe l'oeil treatment. Public Art also includes sculpture, friezes, and reliefs , specific signage, screening or covering for light fixtures in alleys or other areas identified as art walks, and designs or treatments applied to architectural features, poles, posts, equipment , or hydrants.
Artists interested in donating time to apply finishes, techniques , or murals are welcome to register and leave project proposals and examples of their work with the City Manager. They and solicited artists will be given equal consideration by the Public Arts Committee for available space. Projects must include appropriate preparation of existing surface(s) and durable quality of material. Each Public Art mural or other project is selected upon its ability to fit into the District's artistic master plan that requires smooth transition between approved styles, subject matter, and placement.
The first step for Public Art projects starts with proposals made to the Public Arts Committee for project site approval. Once received, the Public Art Committee will review and select an artist and mural for the site.
Requests to place sculpture or statues on City land will be presented to the City Council for its consent. Projects are to be cooperative ventures between the Public Art Committee and department representatives assigned by the City Manager. Each project shall comply with the city's codes and regulations for installation , placement , public safety and welfare.
SPECIFIC PLAN No. 182 - Page 48
City Council
Agenda Report
Agenda Item 19.
DATE: January 28, 2025
TO: City Clerk
FROM: City Attorney/General Legal Counsel
SUBJECT: Closed Session - Conference with Legal Counsel - Anticipated Litigation - Initiation of litigation pursuant to paragraph (4) of subdivision (d) of section 54956.9: One (1) potential case
RECOMMENDATION:
That the following Closed Session be scheduled for the Joint City Council / Housing Authority / Successor Agency to the El Cajon Redevelopment Agency meeting on Tuesday, January 28, 2025, at 3:00 p.m.
CONFERENCE WITH LEGAL COUNSEL – ANTICIPATED LITIGATION – Initiation of litigation pursuant to paragraph (4) of subdivision (d) of Government Code section 54956.9:
Number of Potential Cases: 1
Morgan L. Foley
City Attorney/General Legal Counsel
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City Council
Agenda Report
Agenda Item 20.
DATE: January 28, 2025
TO: City Clerk
FROM: City Attorney/General Legal Counsel
SUBJECT: Closed Session - Conference with Legal Counsel - Existing Litigation - pursuant to paragraph (1) of subdivision (d) of Government Code section 54956.9: Truck and SUV Superstore, Inc., et al. v. City of El Cajon, et al.; Superior Court of California, County of San Diego;
Case No. 37-2023-00050319-CU-EI-CTL, consolidated with Case No. 37-2024-00011256-CU-EI-CTL
RECOMMENDATION:
That the following Closed Session be scheduled for the Joint City Council / Housing Authority / Successor Agency to the El Cajon Redevelopment Agency meeting on Tuesday, January 28, 2025, at 3:00 p.m.
CONFERENCE WITH LEGAL COUNSEL – EXISTING LITIGATION – pursuant to paragraph (1) of subdivision (d) of Government Code section 54956.9:
NAME OF CASE:
Truck and SUV Superstore, Inc., et al. v. City of El Cajon, et al.
Superior Court of California, County of San Diego
Case No. 37-2023-00050319-CU-EI-CTL, consolidated with
Case No. 37-2024-00011256-CU-EI-CTL
MORGAN L. FOLEY
City Attorney/General Legal Counsel
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